Norbury Park · Croydon · Streatham and Croydon North constituency · 51.41463, -0.10560

SW16 3SE— Norbury Park, Croydon

Location and area intelligence for SW16 3SE, Norbury Park, Croydon

The family fortress

 

Schools 63%Safety 77/100Transport 24/100~2% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
51
Safety
77
Schools
90
Transport
24
Environment
64
Investment
28

The bottom line

SW16 3SE offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 50 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

SW16 3SE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+9.8% vs London avg
vs London crime-22.0% vs London avg

Deep-dive guides for SW16 3SE

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SW16 3SE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Downsview Primary and Nursery School

Not yet inspected · 3 min walk

KS2: 107.0

★★

Secondary

St Joseph's College

Good · Inspected Feb 2020 · 8 min walk

P8: +0.03A8: 45.0

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 26 min walk

7 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

50.8 incidents per 1,000 residents

Better than 62% of London
↑ Rising 9300.0%

from a low base — still below London average

-22% vs borough

Crime by type

Violence & sexual offences29%
Vehicle crime21%
Other20%
Anti-social behaviour17%
Burglary7%
Drug offences2%
Theft2%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 1.3km

Crime is 22% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)2
New build0.0%
Price per m²£6,132/m²
Price per ft²£570/ft²
Avg floor area103 m²

EPC breakdown

C
1%
D
5%
E
6%

Based on 12 properties · Confidence: medium

Street mix

Semi 62%Terraced 15%Detached 19%Flat 4%

LHA rates — Outer South London

Shared room£569/mo
1 bedroom£950/mo
2 bedrooms£1200/mo
3 bedrooms£1500/mo
4 bedrooms£1950/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£257,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,546
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.7%

Total change

+598%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.1%

per year

Acceleration

+23.83

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £600k–£700k · 26 sales

Property Type Mix

Total: 26 sales

Detached19.2%
Semi-detached61.5%
Terraced15.4%
Flat/maisonette3.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£96k£153k+59.3%1
Post-dot-com plateau2001–2004£235k£328k+39.6%2
Pre-crash peak2005–2007£268k£350k+30.6%1.3
GFC & correction2008–2008£420k£420k+0%1
Help-to-Buy recovery2013–2015£435k£565k+29.9%2.5
Pandemic surge2020–2021£566k£650k+14.8%1
Current market2024–2025£587k£670k+14.1%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
8.1%
District
8.1%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Norbury→ Victoria· 7 tph
22 min

Nearby stations

NorburyNational Rail
15 min walk
Crystal Palace Rail StationWindrush · Southern
29 min walk
Anerley Rail StationSouthern · Windrush
35 min walk
Norwood Junction Rail StationWindrush · Southeastern
36 min walk
Penge West Rail StationWindrush · Southern
39 min walk
No bus stops within 400m

23

Walkability score

51

Footpaths (500m)

0

Santander docks (800m)

2.7 km

Nearest cycle dock

Central London commute times

London Bridge ★50 min
Victoria55 min ↑
Waterloo61 min ↑
Canary Wharf65 min ↑
City62 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park774m
Santander docks (800m)0
Nearest cycle dock2.7 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 14.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.0 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 10%
More green space than 81% of London

Nearest SSSI: Croham Hurst SSSI — 7.2 km

Energy

Solar: 849 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 2

Landslide susceptibility: Medium

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,530 hrs/yr

Sunshine

595 mm/yr

Rainfall

22.9°C

Summer avg

3.0°C

Winter avg

Solar yield849.2 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

MERSHAM MEDICAL CENTRE

30 NORBURY ROAD, CR7 8JN

16 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 947 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

53

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Conquering Hero (582 m)

Nearest supermarketThe Co-operative Food · 651 m
2 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
1,340 licensed premises in borough380 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

614m

Post office

Nearby shops

Costcutter609 m
Karim's Deli-licious Cafe & Sandwich bar678 m
Presidential Foods709 m
Green Lane Food Stores744 m

Nearby cafes

Niki's Cafe672 m
Coffee & Cake House868 m
Crown Cafe909 m

Nearby restaurants

Bar-B-Q PIt621 m
Ocean Breeze Fish Bar641 m
Corners721 m
The Village726 m

Nearby pubs

The Conquering Hero582 m
Welcome Inn802 m
Crown Lane Gardens1.0 km

Nearby gyms

Stones Gym & Fitness Centre818 m

Nearby pharmacies

Klub Pharmacy851 m

Nearby health

British Home & Hospital for Incurables947 m
Food hygiene (5-star)63% of 27

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Investment

Investment grade, yield and market outlook

28

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.4%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,250London avg: £1,950/mo
Gross yield
2.4% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

33.2

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,736m
Crossrail 2 route6,540m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,458 nationally

1,852

Est. population

4,001/km²

57%

Employed

39%

Degree educated

£46,100

Median income

5.6%

Claimant rate

SuburbanMedium densityEstablished mixed

52

Community stability

Age profile

27%
18%
20%
20%
14%
Under 1827%
18–3418%
35–4920%
50–6420%
65+14%

Tenure

29%
38%
19%
13%
Own outright29%
Own (mortgage)38%
Private rent19%
Social rent13%
Shared ownership1%
Rent free0%

Ethnicity

24%
27%
26%
White British24%
White Other11%
Asian27%
Black26%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine18%
No car household23%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Private rent19%
Social rent13%

vs. London

Income vs London+9.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
4
Borough approval rate
68%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
13
Largest scheme
37 homes · 307-309, 307-309, Beulah Hill, Upper Norwood, SE19 3UZ
Pipeline pressure
NONE

Named schemes (500m)

307-309, 307-309, Beulah Hill, Upper Norwood, SE19 3UZ37 homes
completed
32, 32, Biggin Way, London, SE19 3XF13 homes
completed
315, 315, Beulah Hill, Upper Norwood, SE19 3HW12 homes
completed
73 - 131, 73 - 131, Marston Way, Upper Norwood, SE19 3JB12 homes
completed
Garage at 98, Garage at 98, Norbury Hill, Norbury, SW16 3RT2 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
23.8%
Ward turnout
35%
Election year
2022
MP
Steve Reed (Labour (Co-op))
MP majority
15,603
Constituency
Streatham and Croydon North

Councillors

Alisa FlemmingLabour and Co-operative Party
Appu Dhamodaran SrinivasanLabour and Co-operative Party

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Key facts for SW16 3SE

Full postcodeSW16 3SE
Postcode districtSW16
BoroughLondon Borough of Croydon
WardNorbury Park
Latitude51.414626
Longitude-0.105603
Parliamentary constituencyStreatham and Croydon North
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey